Blk 104A Ang Mo Kio St 11
Project page · 99-year lease from 1996
Based on 10 sales in projects within 1 km, last 24 months. Search widened 3 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 616 · 67 m | 04 TO 06 | 156 sqm | S$1,045,000 | S$6,699 psm | ×1.000 | S$6,699 psm |
| Mar 2026 | Blk 104A | 01 TO 03 | 147 sqm | S$1,225,000 | S$8,333 psm | ×0.997 | S$8,309 psm |
| Jan 2026 | Blk 104A | 01 TO 03 | 144 sqm | S$1,201,888 | S$8,346 psm | ×0.997 | S$8,322 psm |
| Sept 2025 | Blk 613 · 67 m | 07 TO 09 | 153 sqm | S$1,128,000 | S$7,373 psm | ×0.996 | S$7,340 psm |
| Sept 2025 | Blk 613 · 67 m | 01 TO 03 | 156 sqm | S$1,178,000 | S$7,551 psm | ×0.996 | S$7,518 psm |
| Apr 2025 | Blk 613 · 67 m | 04 TO 06 | 149 sqm | S$1,080,000 | S$7,248 psm | ×1.000 | S$7,245 psm |
| Mar 2025 | Blk 613 · 67 m | 01 TO 03 | 149 sqm | S$930,000 | S$6,242 psm | ×1.009 | S$6,298 psm |
| Feb 2025 | Blk 613 · 67 m | 01 TO 03 | 156 sqm | S$1,135,000 | S$7,276 psm | ×1.009 | S$7,341 psm |
| Jan 2025 | Blk 616 · 67 m | 07 TO 09 | 149 sqm | S$1,100,000 | S$7,383 psm | ×1.009 | S$7,449 psm |
| Jan 2025 | Blk 614 · 67 m | 10 TO 12 | 149 sqm | S$1,050,000 | S$7,047 psm | ×1.009 | S$7,110 psm |
How accurate is this estimate for Ang Mo Kio St 11?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
4.51% gross yield
S$48,000 of rent a year against the estimate above · 0.19 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Buying or selling at S$1,064,355?
Buying: Stamp duty on S$1,064,355 · Cash and CPF needed on S$1,064,355 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,064,355.
Each opens with this figure filled in; change anything there.
Primary schools near 104a Ang Mo Kio St 11
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Ang Mo Kio Primary School · 238 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 467 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 624 m · no 2025 Phase 2C ballot
1 to 2 km
- Ai Tong School · 1,337 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anderson Primary School · 1,351 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Jing Shan Primary School · 1,386 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,441 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,891 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 104A · EXECUTIVE · 01 TO 03 · Apartment · 69 years left | 147 sqm | S$1,225,000 | S$8,333 psm |
| Jan 2026 | Blk 104A · EXECUTIVE · 01 TO 03 · Maisonette · 69 years left | 144 sqm | S$1,201,888 | S$8,346 psm |
| Oct 2024 | Blk 104A · EXECUTIVE · 07 TO 09 · Apartment · 71 years left | 146 sqm | S$1,200,000 | S$8,219 psm |
| May 2024 | Blk 104A · EXECUTIVE · 04 TO 06 · Apartment · 71 years left | 144 sqm | S$1,094,888 | S$7,603 psm |
| Nov 2023 | Blk 104A · EXECUTIVE · 04 TO 06 · Apartment · 72 years left | 144 sqm | S$1,100,000 | S$7,639 psm |
| Jan 2023 | Blk 104A · EXECUTIVE · 07 TO 09 · Apartment · 72 years left | 142 sqm | S$1,138,000 | S$8,014 psm |
| Jul 2022 | Blk 104A · EXECUTIVE · 04 TO 06 · Apartment · 73 years left | 146 sqm | S$1,120,000 | S$7,671 psm |
| Dec 2021 | Blk 104A · EXECUTIVE · 10 TO 12 · Apartment · 74 years left | 142 sqm | S$1,006,888 | S$7,091 psm |
| Nov 2021 | Blk 104A · EXECUTIVE · 01 TO 03 · Maisonette · 74 years left | 145 sqm | S$950,000 | S$6,552 psm |
Showing 9 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2021 | Blk 104A · EXECUTIVE | S$2,500 | — |
| Jun 2021 | Blk 104A · EXECUTIVE | S$2,000 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 68 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 63 years | S$1,031,124 | S$1,138,444 | S$1,232,957 | S$1,254,520 |
| 10 years | 58 years | S$994,823 | S$1,212,684 | S$1,422,394 | S$1,472,581 |
| 20 years | 48 years | S$901,819 | S$1,340,055 | S$1,843,602 | S$1,975,995 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.